1574 Donaldson St · Los Angeles, CA 90026

$670,000

2 bd · 2.0 ba · 1,280 sqft · MultiFamily public records · 123 Days on market

Built 1910 3,368 sqft lot $523/sqft · 39% below area Est $1100k · 39% under ↓ 4% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex in Echo Park—Ideal for Investment or Owner-occupied. Downstairs unit offers 2 beds/1 bath; upstairs unit features 1 bed/1 bath with a private balcony. Located near Echo Park Lake, Elysian Park trails, and the recreation center. Convenient access to major freeways and less than 10 miles from Downtown LA.

Key facts

• Echo park lake
• Elysian park trails
• Private balcony

Tags

• PRIVATE BALCONY
• ECHO PARK LAKE
• ELYSIAN PARK TRAILS
• RECREATION CENTER

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $670k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive. Per door: $437/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $670k).
• Recommended offer: $590k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.0%/yr); 179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $7,039/mo this rent would consume 97% of the median local household income ($87k/yr) (locally 4974% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($590k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $589,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $1,100,451
• List price: $670,000
• Delta: -39.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2141 Echo Park Ave	0.07mi	2/2.0	1,381 (+8%)	20mo	$1,068,000	$773	68
2250 Glover Pl	0.70mi	2/2.0	1,344 (+5%)	12mo	$835,000	$621	49
2297 Glendale Blvd	0.74mi	3/2.0 (+1)	1,372 (+7%)	2mo	$1,100,000	$802	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-73,427
• Equity at exit: $99,899

10-year hold

• IRR: -6.9%
• Equity multiple: 0.62×
• Total profit: $-71,456
• Equity at exit: $57,929

Cash invested: $187,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90026

• Rents YoY: -0.0%
• Active inventory: 179
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $7,039 high
• Mortgage (P&I): −$3,514
• Tax from tax record: −$895 /mo · $10,736/yr
• Insurance: −$279
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,478
• Net cashflow: $873

Break-even live

Break-even rent $5,933

Max offer price $670,000

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,038
Total (2 units)			$7,039

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $167,500
• Closing costs: $20,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2147 Baxter St Los Angeles, CA	2.0	2.0	1100	$2,900	$2.64	43d	1	0.44mi
2102 Allesandro St Unit 2102 Los Angeles, CA	2.0	2.0	1100	$2,900	$2.64	43d	1	0.44mi
2700 N Current Way Lincoln Heights, CA	3.0	2.5	1727	$6,105	$3.54	43d	1	0.54mi
1771 Blake Ave Los Angeles, CA	2.0–3.0	3.5	1582	$4,755	$3.00	3d	25	0.55mi
2412 Eads St Unit 7 Los Angeles, CA	2.0	2.5	1346	$4,500	$3.34	43d	1	0.57mi
2412 Eads St Unit 2 Los Angeles, CA	2.0	2.5	1080	$4,700	$4.35	43d	1	0.57mi
2720 N Cadence Way Los Angeles, CA	3.0	3.5	1468	$4,995	$3.40	43d	1	0.59mi
2112 Glendale Blvd Los Angeles, CA	2.0	1.0	900	$3,195	$3.55	43d	1	0.59mi
2671 Benedict St Los Angeles, CA	2.0	2.0	966	$3,995	$4.14	43d	1	0.59mi
1805 W Bankside Way Los Angeles, CA	2.0	3.5	1438	$6,395	$4.45	43d	1	0.60mi
2202 Edendale Ln Los Angeles, CA	2.0	2.5	1307	$4,500	$3.44	43d	1	0.61mi
2705 Benedict St Los Angeles, CA	2.0	2.0	960	$4,550	$4.74	19d	1	0.62mi
2705 Benedict St Los Angeles, CA	2.0	2.0	960	$4,550	$4.74	14d	1	0.62mi
1855 Silent Era Dr Los Angeles, CA	2.0	3.0	1332	$4,750	$3.57	43d	1	0.64mi
2204 Fox Ln Los Angeles, CA	2.0	2.5	1307	$5,488	$4.20	7d	1	0.64mi
2205 Tom Mix Rd Los Angeles, CA	2.0	2.5	1469	$4,600	$3.13	43d	1	0.64mi
1750 Glendale Blvd Los Angeles, CA	2.0	1.0–2.0	792	$3,795	$4.79	3d	1	0.65mi
2335 Silver Ridge Ave Los Angeles, CA	3.0	2.0	1858	$7,700	$4.14	43d	1	0.66mi
2217 Branden St Los Angeles, CA	2.0	3.0	1307	$4,495	$3.44	16d	1	0.67mi
1626 Echo Park Ave Los Angeles, CA	2.0	1.0	950	$3,250	$3.42	43d	1	0.68mi
1655 Allesandro St Los Angeles, CA	1.0–2.0	1.0–2.0	960	$3,950	$4.11	2d	12	0.75mi
2305 Glendale Blvd Los Angeles, CA	2.0	2.0	900	$2,795	$3.11	4d	1	0.75mi
2750 Denby Ave Los Angeles, CA	3.0	2.0	1344	$3,800	$2.83	43d	1	0.77mi
2413 Hidalgo Ave Unit 1/2 Los Angeles, CA	1.0	1.0	900	$3,800	$4.22	24d	1	0.78mi
1902 W Liberty Ct Los Angeles, CA	3.0	2.5	1806	$6,700	$3.71	43d	1	0.84mi
2425 Silver Lake Blvd Los Angeles, CA	2.0	1.0	920	$2,995	$3.26	24d	1	0.88mi
2228 Berkeley Ave Unit 2 Los Angeles, CA	2.0	1.5	900	$3,500	$3.89	44d	1	0.88mi
2453 Silver Lake Blvd Los Angeles, CA	2.0	1.0	909	$2,795	$3.07	43d	1	0.89mi
2240 India St Los Angeles, CA	3.0	2.0	1450	$4,350	$3.00	43d	1	0.91mi
1421 N Alvarado St Los Angeles, CA	2.0	1.5	1036	$4,795	$4.63	7d	1	0.98mi
2417 Mayberry St Los Angeles, CA	2.0	1.0	900	$4,000	$4.44	43d	1	0.98mi
1416 Fairbanks Pl Los Angeles, CA	2.0	1.0	960	$5,400	$5.62	14d	1	0.99mi
1520 N Coronado St Los Angeles, CA	1.0	2.0	1300	$4,200	$3.23	43d	1	1.00mi
1806 Montana St Unit 1814 Los Angeles, CA	3.0	1.5	1248	$4,800	$3.85	43d	1	1.02mi
2980 Allesandro St Unit 210 Los Angeles, CA	3.0	2.0	1338	$4,195	$3.14	2d	1	1.03mi
2320 Fernleaf St Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	19d	1	1.04mi
2320 Fernleaf St Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	7d	1	1.04mi
1330 Liberty St Unit 5 Los Angeles, CA	2.0	1.0	900	$2,291	$2.55	5d	1	1.04mi
2318 Fernleaf St Unit 2320 Los Angeles, CA	2.0	2.0	975	$4,400	$4.51	5d	1	1.05mi
1411 Mohawk St Los Angeles, CA	3.0	2.0	1120	$4,495	$4.01	43d	1	1.06mi

Listing history 24 events

1. 2026-06-09
   days on market $670,000 Active 123 DOM
2. 2026-06-08
   days on market $670,000 Active 122 DOM
3. 2026-06-07
   days on market $670,000 Active 121 DOM
4. 2026-06-04
   days on market $670,000 Active 118 DOM
5. 2026-06-03
   days on market $670,000 Active 117 DOM
6. 2026-06-02
   days on market $670,000 Active 116 DOM
7. 2026-06-01
   days on market $670,000 Active 115 DOM
8. 2026-05-31
   days on market $670,000 Active 114 DOM
9. 2026-02-06
   listed $670,000 Active 317-char remark

   Show marketing remark (317 chars)

   Duplex in Echo Park—Ideal for Investment or Owner-occupied. Downstairs unit offers 2 beds/1 bath; upstairs unit features 1 bed/1 bath with a private balcony. Located near Echo Park Lake, Elysian Park trails, and the recreation center. Convenient access to major freeways and less than 10 miles from Downtown LA.

10. 2025-06-28
    price $675,000
11. 2025-06-28
    status Active
12. 2025-06-11
    status Pending Sale
13. 2025-03-27
    price $800,000
14. 2025-01-16
    listed $850,000 Active
15. 2025-01-15
    historical
16. 2024-10-28
    historical
17. 2024-09-20
    status Active
18. 2024-08-27
    status Pending Sale
19. 2024-07-28
    status Active
20. 2024-06-19
    status Pending Sale
21. 2024-06-16
    status Active
22. 2024-06-15
    status Active
23. 2024-06-14
    status Active
24. 2024-05-17
    listed $700,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $10,736 · $895/mo
• Projected year-2 tax: $10,736 · $895/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,468
• − Mortgage interest: −$37,530
• − Property taxes: −$10,736
• − Insurance: −$3,350
• − Repairs & maintenance: −$6,757
• − Management: −$6,757
• − Depreciation: −$19,491
• Taxable loss: −$154
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $10,518/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 62,692
• Household income: $87,334
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 4974.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 31% Asian 13% Two or more races 13% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 47% English-only · Spanish 39% Tagalog/Filipino 5% Chinese 2%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1087.70%
• Current HPI: 456.3465
• Rent YoY: ▬ -0.01%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-4.3% since first listed

16 events — show timeline

• 2026-02-06 Listed $670,000 CRMLS
• 2025-06-28 Price Changed $675,000 CRMLS
• 2025-06-28 Relisted — CRMLS
• 2025-06-11 Pending — CRMLS
• 2025-03-27 Price Changed $800,000 CRMLS
• 2025-01-16 Listed $850,000 CRMLS
• 2025-01-15 Coming Soon — CRMLS
• 2024-10-28 Listing Removed — CRMLS
• 2024-09-20 Relisted — CRMLS
• 2024-08-27 Pending — CRMLS
• 2024-07-28 Relisted — CRMLS
• 2024-06-19 Pending — CRMLS
• 2024-06-16 Relisted — CRMLS
• 2024-06-15 Relisted — CRMLS
• 2024-06-14 Relisted — CRMLS
• 2024-05-17 Listed $700,000 CRMLS

Property tax history

+23.0%/yr

Latest (2025): $10,736 · +2454.9% YoY. Source: county tax records.